2832 New Hampshire Route 175 · North Woodstock, NH 03285

$525,000

4 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 72 Days on market

Built 1980 10 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

Key facts

• Private acres
• Easy access
• Loon

Tags

• PRIVATE ACRES
• EASY ACCESS
• ICONIC TRAILHEADS
• WHITE MOUNTAIN NATIONAL FOREST
• WATERVILLE VALLEY RESORT
• LOON

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Dirt driveway
• Utilities: Drilled private well; Private septic (leach field); 100 Amp service with circuit breakers; High-speed internet available; Cable and phone available
• Home design: Chalet-style home; Existing structure; Brown exterior; Walkout basement
• Construction: Built in 1980; Wood frame construction; Metal roof; Surveyed
• Exterior features: Dirt driveway; Secluded, rural lot with mountain views; Sloping/hilly terrain near trails and ski areas; Near golf course, country club, paths, and snowmobile trails; Wooded

Interior

• Kitchen: Kitchen/Dining area; Gas cooktop and gas stove; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on main level; Two bedrooms in the basement
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Propane heating; Wood heat (wood stove); Baseboard heating; Monitor-type heating; Mini-split for cooling and supplemental heating; Gas stove
• Interior features: Seven total rooms; Daylight, finished, full walkout basement; Family room in the basement; Country/mountain views and wooded, secluded setting
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $522k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $424k (19.2% below list).
• Recommended offer: $424k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in North Woodstock — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#91 in NH) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: health & safety C-, schools F, amenities F.
• Pemi-Baker Regional School District (rural): math 45% / reading 70% proficiency, ranked #77 of 171 in NH (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 54 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $194k; list at $525k implies a 171% gain — meaningful room to come down on a strong offer.

Recommended offer $424,016 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.94×
• Total profit: $284,575
• Equity at exit: $472,962

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $838,828
• Equity at exit: $1,019,960

Cash invested: $147,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03285

• Home prices YoY: 29.5%
• Active inventory: 54
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $4,240 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$398 /mo · $4,771/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $-20

Break-even live

Break-even rent $4,265

Max offer price $521,509

Occupancy floor 95%

Sensitivity live

Price	-10% $277	-5% $129	+0% $-20	+5% $-168	+10% $-317
Rent	-10% $-355	-5% $-187	+0% $-20	+5% $148	+10% $315
Rate	-1.0pp $245	-0.5pp $114	base $-20	+0.5pp $-156	+1.0pp $-294

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $525,000 Active 72 DOM
2. 2026-06-18
   days on market $525,000 Active 70 DOM
3. 2026-06-17
   days on market $525,000 Active 69 DOM
4. 2026-06-16
   days on market $525,000 Active 68 DOM
5. 2026-06-15
   days on market $525,000 Active 67 DOM
6. 2026-06-13
   days on market $525,000 Active 65 DOM
7. 2026-06-12
   days on market $525,000 Active 64 DOM
8. 2026-06-09
   days on market $525,000 Active 61 DOM
9. 2026-06-08
   days on market $525,000 Active 60 DOM
10. 2026-06-07
    days on market $525,000 Active 59 DOM
11. 2026-06-07
    days on market $525,000 Active 58 DOM
12. 2026-06-05
    days on market $525,000 Active 57 DOM
13. 2026-06-04
    days on market $525,000 Active 55 DOM
14. 2026-06-03
    price $525,000 Active 54 DOM
15. 2026-06-02
    days on market $550,000 Active 54 DOM
16. 2026-06-01
    days on market $550,000 Active 53 DOM
17. 2026-05-31
    days on market $550,000 Active 52 DOM
18. 2026-04-09
    listed $550,000 Active
19. 2025-10-29
    price $550,000
20. 2025-09-23
    price $575,000
21. 2019-07-18
    soldstatus $194,000
22. 2019-07-16
    soldstatus $194,000 Closed 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

23. 2019-05-13
    historical Active with Contract 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

24. 2019-05-03
    price $200,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

25. 2019-05-02
    status Active 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

26. 2019-02-26
    historical Active with Contract 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

27. 2019-02-15
    price $189,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

28. 2019-01-12
    status Active 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

29. 2018-12-02
    historical 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

30. 2018-10-03
    price $193,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

31. 2018-08-31
    price $198,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

32. 2018-07-03
    price $200,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

33. 2018-05-19
    price $225,000 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

34. 2018-04-03
    listed $230,000 Active 794-char remark

    Show marketing remark (794 chars)

    BACK ON THE MARKET!! This retreat is nestled among the trees on 10 mountainous acres off Route 175 in Thornton close to skiing and White Mountain recreation. The layout of this chalet provides for 4 ample bedrooms and 2 full bathrooms with an open concept living, dining and kitchen area on the main level and a family room and mudroom on the lower level. All entertaining spaces take in the tree house-like atmosphere with ample windows and a wrap around deck. A recently renovated contemporary kitchen enhances the natural light making the space warm and inviting. To add to that warmth in the cooler months you have two wood burning stoves for extra ambiance. There is a small shed to store your tools and parking for 3 or more at the base of the walk-way at the crest of the paved driveway.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $4,771 · $398/mo
• Projected year-2 tax: $8,108 · $676/mo
• Expected delta: +$3,337/yr (+$278/mo · 69.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $50,882
• − Mortgage interest: −$29,408
• − Property taxes: −$4,771
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,071
• − Management: −$4,071
• − Depreciation: −$15,273
• Taxable loss: −$9,336
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $2,003/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pemi-Baker Regional School District
• NCES district ID: 3399965
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $42,275
• Composite: 49.93/100
• National rank: #4161
• State rank: #77 of 171 in NH

Livability — North Woodstock

• Score: 59/100
• State rank: #91
• US rank: #19806

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B- Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,763

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 14% Lithuanian 12% Romanian 5%
• Foreign-born: 6% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.72%
• Current HPI: 468.1616
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+139.1% since first listed

17 events — show timeline

• 2026-04-09 Listed $550,000 PrimeMLS
• 2025-10-29 Price Changed $550,000 PrimeMLS
• 2025-09-23 Price Changed $575,000 PrimeMLS
• 2019-07-18 Sold (Public Records) $194,000 Public Records
• 2019-07-16 Sold (MLS) $194,000 PrimeMLS
• 2019-05-13 Contingent — PrimeMLS
• 2019-05-03 Price Changed $200,000 PrimeMLS
• 2019-05-02 Relisted — PrimeMLS
• 2019-02-26 Contingent — PrimeMLS
• 2019-02-15 Price Changed $189,000 PrimeMLS
• 2019-01-12 Relisted — PrimeMLS
• 2018-12-02 Delisted — PrimeMLS
• 2018-10-03 Price Changed $193,000 PrimeMLS
• 2018-08-31 Price Changed $198,000 PrimeMLS
• 2018-07-03 Price Changed $200,000 PrimeMLS
• 2018-05-19 Price Changed $225,000 PrimeMLS
• 2018-04-03 Listed $230,000 PrimeMLS

Property tax history

+4.4%/yr

Latest (2025): $4,771 · +3.2% YoY. Source: county tax records.